An Energy Performance Certificate (EPC) is a document that tells you — and potential buyers or tenants — how energy-efficient a property is. It rates the building on a scale from A (most efficient) to G (least efficient) and gives an estimated annual energy cost, a current score, and a potential score achievable with improvements.
If you are selling or renting a property in the UK, you are legally required to have a valid EPC in place before the property goes to market. If you are buying or renting, the EPC tells you what the running costs of the property are likely to be — information that has become considerably more important as energy prices have risen.
This guide explains what an EPC is, how it works, what the ratings mean, and what is changing with EPC regulations.
London Stays covers UK property guides for buyers, sellers, landlords, and renters.
What Does an EPC Tell You?
An EPC contains four main sections:
Energy efficiency rating (A to G): the headline rating summarising the property’s overall energy efficiency, calculated by a domestic energy assessor using the Standard Assessment Procedure (SAP). A is the most efficient; G the least.
Estimated energy costs: an estimate of current annual energy costs (heating, hot water, lighting) and how much those costs could reduce if all recommended improvements were made.
Element-by-element assessment: a breakdown of specific components — walls, roof, floor, windows, heating, hot water system, lighting — each rated from one to five stars. This tells you exactly which parts of the building are performing well and which are contributing to energy inefficiency.
Recommendations for improvement: a prioritised list of improvements, from cheapest and most impactful to larger investments. Each recommendation shows the estimated cost, the estimated saving, and the new rating the property would achieve if the work were done.
The EPC is valid for 10 years from the date of issue and covers the property during that period, regardless of how many times it is sold or rented.
EPC Ratings Explained: What the Bands Mean
| Rating | Score | Description |
|---|---|---|
| A | 92–100 | Highest efficiency — new builds, retrofitted properties with advanced insulation and renewables |
| B | 81–91 | Very high efficiency — modern properties with good insulation and efficient heating |
| C | 69–80 | Good efficiency — typical for modern or partially upgraded older properties |
| D | 55–68 | Average — most common rating for UK housing stock |
| E | 39–54 | Below average — older properties with limited insulation |
| F | 21–38 | Poor — significant energy loss, high running costs |
| G | 1–20 | Lowest efficiency — uninsulated older buildings, high running costs |
The average EPC rating for residential properties in England and Wales is band D.
When Is an EPC Legally Required?
An EPC is legally required whenever a property is:
- Sold — must be obtained before marketing begins; provided to the buyer
- Rented — must be obtained before advertising and provided to each new tenant
- Newly built — required upon completion
Who pays for it? The seller or landlord pays. If you are buying or renting, you should never be charged for an EPC — it is the seller’s or landlord’s legal obligation to provide it.
What happens if you do not have one? Selling or renting without a valid EPC is a civil offence. Fines of up to £200 per property can be issued by local authorities. Estate agents cannot lawfully market a property without one.
Minimum EPC Standards for Rental Properties
Current requirement: all privately rented properties in England and Wales must have a minimum EPC rating of E to be legally let. Landlords with properties rated F or G must make improvements up to an expenditure cap of £3,500 to qualify for an exemption.
From 2030: the government has confirmed that privately rented properties will need to meet a minimum EPC C rating. New lets must meet C by 2030, and all tenancies will be required to be C-rated by a further date (anticipated 2033). This is still subject to final legislation but landlords are advised to plan for it now.
Properties that do not meet the minimum standard cannot lawfully be let. Landlords face fines of up to £30,000 for non-compliance with minimum energy efficiency standards.
Read also- How to Evict a Tenant Legally
How to Get an EPC
EPC assessments are carried out by accredited domestic energy assessors. The assessment involves a physical visit to the property, typically taking 45 minutes to an hour, during which the assessor evaluates:
- Wall, roof, and floor construction and insulation
- Window type and glazing specification
- Heating system — boiler type, fuel, controls
- Hot water system
- Lighting — proportion of low-energy lighting
The assessor inputs findings into the SAP software, which generates the score and rating. The certificate is typically issued within a few days and uploaded to the government’s EPC Register.
Cost: an EPC costs between £60 and £120, depending on property size, location, and the assessor. Going direct to an accredited assessor is typically cheaper than going through an estate agent who arranges it on your behalf. Find an accredited assessor at the government’s EPC Register.
You can check whether a property already has a valid EPC at gov.uk/find-energy-certificate — search by postcode or address.
How to Improve Your EPC Rating
If your property’s EPC recommendations list is long, start with the highest-impact, lowest-cost items:
- Loft insulation to 270mm — £200 to £400, significant band improvement
- Cavity wall insulation — £400 to £1,500, can shift the rating by one to two bands
- Draught-proofing doors, windows, and letter boxes — £100 to £250
- Smart thermostat — £150 to £250
- LED lighting throughout — £50 to £100
- Double glazing — if currently single-glazed, a significant improvement but higher cost
- Boiler replacement — if the boiler is old and inefficient, a modern condensing boiler can materially improve the rating
Solar panels, heat pumps, and external wall insulation offer the largest EPC improvements but at higher cost. They are worth considering for properties aiming for band B or A.
For more information on EPC requirements and exemptions, check: GOV.UK — selling or renting with an EPC
What Is Changing with EPCs?
From 31 October 2026, the current EPC format in England and Wales will be replaced by a new style of certificate. Rather than a single energy efficiency rating, the new EPC will include multiple metrics covering cost to run, fabric performance, smart readiness, and heating system. The government is currently consulting on the detailed scoring methodology.
This change will affect how landlords and sellers demonstrate energy performance. Properties with strong fabric performance (insulation, air tightness) but older heating systems may receive different relative ratings under the new framework.
For more information on improving your EPC rating, check: Energy Saving Trust — EPC improvements
Conclusion
An Energy Performance Certificate is both a legal requirement and a practical tool. For sellers and landlords, it is a compliance obligation and — with the right improvements — a way to make a property more attractive and more valuable. For buyers and tenants, it is a guide to running costs and a prompt to ask questions about the property’s energy performance.
With minimum standards rising, a new EPC format on the horizon, and buyers increasingly focused on energy efficiency, understanding and acting on your EPC has become a core part of any property strategy.
Frequently Asked Questions
How long is an EPC valid for?
An EPC is valid for 10 years from the date of issue. You do not need to obtain a new one during an ongoing tenancy, even if improvements are made, though you can choose to if you want the rating to reflect changes.
Do buyers and tenants pay for an EPC?
No — the seller or landlord is legally responsible for obtaining and paying for the EPC before marketing begins. Buyers and tenants receive it free as part of the sale or letting process.
What is the minimum EPC rating for rental properties?
Currently E — properties rated F or G cannot lawfully be let. From 2030, the minimum standard rises to C for new lets, extending to all tenancies shortly after. Landlords who fail to meet the minimum face fines of up to £30,000.
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